Questions:

3) I saw quite an interesting Semi-D cluster concept 30 x 55ft. The build up is actually only 20 x 55ft as there's 10ft of land beside the house. BU only 1700sqf. Not sure if easy to re-sell this type of "interesting" design.

Yeah, those semi-Ds are called Axillaris A/B, expected completion on mid-2011.. I had booked one unit of those last week and now waiting for loan approval.  I am not so worried about the subsale value, as it is located quite strategically between Setia Avenue and Setia City (Commercial area).. Not sure when Setia City project will be completed, but at least most of the Setia Avenue's commercial lots are sold (<90%).. Besides, you will find these semi-Ds are build on the higher lanscape, which means better fung shui (according to our parents..)

About the property appreciation, let me give two examples here:

My dad purchased an 18x65 unit at 180k (very very very early batch), two years later my bro bought another unit with same dimension at 240k. Now similar units with same BU is already selling at 340k.. Lagi fully sold out, and they announced second phase of same models will be released soon, at 360k..

So, the ROI is like 100% within 4 years..  For certain popular models like Lavender and Tuscany (20 x 65, BU: 1800), the appreciation is even more attractive.. Selling price from SP Setia is around 260k - 310k, before I decided on Axillaris, the agent told me the subsale value of these models are ard 360k.. Abt 50k increase in 12 months! Note than these houses are not even ready yet!

However, for those who want to buy a house for staying there has to be careful.  Crackings on some areas are pretty bad. If you are buying subsale houses, esp those which has been renovated, please really look around the houses, esp the ceilings and kitchen area.. They may offer attractive price (like 300k for 20x65, fully renovation, 5 aircons and ceiling fans, full kitchen cabinets, and nice grills-those with flower design..), but better watch out for those so called "hair line" cracks..

Yeah, forgot to mention that it has not been officially launch yet.. If not mistaken, 95% of these units are sold liao..   wonder what they have in
remaining during the official launch..

About the 5/95 package, only bookings made latest by 19/07 are eligible for it.. In other words, those who buy after that has to bear the legal fees, stamp duty, bla bla bla..

Yeah, we went on the last day, and it was like a pasar more than a showhouse.. everyone was picking their units, as if they were buying vegetables..

No idea on how much the value might appreciate, but according to those reps, they are launching new models with similar dimensions and the price would be around RM420k+..

To me, this house serves more for staying purpose.. unless it really appreciate that much to make me sell it la..

I would agree with you that it is a nice place to stay, and has high potential to develop into another Subang.  About the value appreciation, I don't think 100% increase within 12 months are possible, unless you are the very early birds.. For my unit, I only hope the developments of surrounding commercial areas will help to appreciate the value more..  Lets see how persistent is our SP SETIA...

manjit, cool down a bit. cursing people can't solve the problem.

Kenny how come you are avoiding my question below?? I suspect you guys are not residence but sales representative from Setia Alam. Just to make sales by hookm or crook. Pls answer my question below!!!WHY WHY WHY!!!!!!!
Added on August 15, 2009, 11:45 amKenny,
I got one more question to ask you.
Why setia alam building new house with large built-up area? Only 3feet land is left over behind for septic tank. Is this standard MBSA building plan?? Why do they change the standard plane. The first phase where i'm staying, the house built up for 20x70 is around 1440sqft and got 10feet land on the backyard but their new houses the built up for 20x70 is nearly 1700sqft and only got 3feet land on the backyard. Only people without confidence in their soil will build the houses such a way.

Don't think it's dropping - only seen it increasing every phase. One benchmark is to see the launch price of future phases and if indeed can sell.
And yes, it's owner occupied and hence less speculation - people who buy will live there - hoping for a more conducive neighbourhood as a result 

In the Klang Valley, probably Alam Impian by I&P is the next contender in township size.
On the flipside, SP Setia has lots at stake as a major portions undeveloped.
So if they screw up, can forget about getting buyers for future phases.

Heya,

Just to inform all potential buyers, these are the problems faced by me. I got a Semi-D unit in Setia Alam and I thought it was good  but it turned out to be HELL. The customer care was just nice at replying and promising but no work is done. let me show u a statistic of the repair i have gotten.
No Complaint Date Filed Date Completed Duration
1 Complaint 1 8 April 2008 30 May 2008 > 3 weeks
2 Complaint 2 10 June 2008 5 September 2008 > 3 weeks
3 Complaint 3 11 June 2008 5 September 2008 > 3 weeks
4 Complaint 4 27 June 2008 5 September 2008 > 3 weeks
5 Complaint 5 1 July 2008 5 September 2008 > 3 weeks
6 Complaint 6 19 August 2008 5 September 2008 > 3 weeks
7 Complaint 7 10 October 2008 26 October 2008 < 3 weeks
8 Complaint 8 28 October 2008 17 February 2009 > 3 weeks
9 Complaint 9 18 November 2008 27 December 2008 > 3 weeks
10 Complaint 10 13 December 2008 17 February 2009 > 3 weeks
11 Complaint 11 28 December 2008 17 February 2009 > 3 weeks
12 Complaint 12 4 February 2009 17 April 2009 > 3 weeks
13 Complaint 13 17 April 2009 Yet to be completed > 3 weeks

Complaint 13 was just a simple door frame change out and door. In fact they have changed to a different specs and worst, the door replaced was infested with bugs/mites that will make holes in the door. Complaint for 6 months already but to no avail.
Gents,

if you would like to know more, please visit Jalan Setia Damai U13/16G , Jalan Setia Damai U13/16F and so on... talk to the people around and you will know more.

The house quality built by them from outside/appearance is appealing, but the integrity of the building has been compromised.

These are the few cases that has been happening in the neighbourhood.

- Car porch foundation was built without including steel mesh as reinforcement. I would say after staying for almost a year, at least 7 houses, car porch has terribly sunken. Then the contractor has to be mobilized and hacking, dirtying your place is almost certain.

- I have seen few houses here, the wall crack was bigger than 3 cms!!!! bear in mind, it's the wall, integrity of the house! imagine you are staying, if it collapsed, you won't see the light anymore. What i heard is that they tried to accelerate the projects that the piling,settling of the soil was compromised!

- My neighbour's house did not get the required repair and waited for ages.

-In fact, most of them already informed the tribunal of pembeli rumah. Few lawyers were engaged as well.

Gents,

Buying houses built by SP Setia? Think 100 times before you decide. Go make some survey. I'm suffering at the moment.

Thanks,

Angry soul conned by SP Setia.